You could have an addendum that tenant assumes responsibility for routine maintenance that would cover additional items like landscaping, smoke detectors, air filters etc.

You know the relevance, you know they are a necessary evil, but when you do them enough, muscle memory kicks in and it no longer requires active thinking to get you through the process and you can focus on the content rather than the routine of it.

I figured out at one point what a ten year period of major and minor repairs/systems replacements, a few turnovers of tenants, and normal routine repairs would be.

Once someone rents they have to send a picture of their drivers license and a selfie of them holding their drivers license (yes, I routinely ask strangers to send me selfies). 

The comedy routine continues.

I make a habit to routinely inspect the house inside and out to make sure there little pet have not gained 50+ pounds all of a sudden, or done any damage.

This is why landlords must routinely check on their properties both inside and out.

When I get new clients that have previously prepared their own tax returns, I routinely find that they had been making mistakes or missing deductions that would have saved them more in taxes than the fees I charge them (sometimes by several times). 

I routinely get 15-25% CoC return rehabbing SFH and renting them out.

Its just another of those routine replacement items you will need to deal with.I think this "tenant pays first $100" is a bad idea, even if its legal.